--- title: "How We Furnished Timber & Tide and Saved $13,000 | Addicted to ROI" description: "The exact playbook we used to furnish Timber & Tide, our themed Airbnb, for over $13,000 less than retail without sacrificing style. Trade pricing, sale timing, and Marketplace tips." lang: en json-ld: | [ { "@context": "https://schema.org", "@type": "Organization", "@id": "https://addictedtoroi.com/#organization", "name": "Addicted to ROI", "url": "https://addictedtoroi.com", "logo": { "@type": "ImageObject", "url": "https://addictedtoroi.com/images/logo.png" }, "description": "Live your best life funded by your investments. 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Built an 8-figure rental portfolio across multiple states and teaches everyday investors how to build passive income.", "worksFor": { "@id": "https://addictedtoroi.com/#organization" }, "sameAs": [ "https://agentsinvest.com", "https://doorprofit.com", "https://repstime.com", "https://strhours.com", "https://kidspayroll.com", "https://rentstager.com" ] }, { "@context": "https://schema.org", "@type": "Article", "mainEntityOfPage": { "@type": "WebPage", "@id": "https://addictedtoroi.com/blog/furnishing-timber-tide-saved-13000/" }, "headline": "How We Furnished Timber & Tide and Saved Over $13,000 Without Sacrificing Style", "description": "The exact playbook we used to furnish Timber & Tide, our themed Airbnb, for over $13,000 less than retail without sacrificing style. Trade pricing, sale timing, and Marketplace tips.", "image": "/images/portfolio-timbertide-living.jpg", "datePublished": "2026-07-10", "dateModified": "2026-07-10", "author": { "@id": "https://addictedtoroi.com/#jennifer" }, "publisher": { "@id": "https://addictedtoroi.com/#organization" }, "speakable": { "@type": "SpeakableSpecification", "cssSelector": [ ".tldr-answer", "h1" ] } }, { "@context": "https://schema.org", "@type": "BreadcrumbList", "itemListElement": [ { "@type": "ListItem", "position": 1, "name": "Home", "item": "https://addictedtoroi.com" }, { "@type": "ListItem", "position": 2, "name": "Blog", "item": "https://addictedtoroi.com/blog" }, { "@type": "ListItem", "position": 3, "name": "Optimize", "item": "https://addictedtoroi.com/blog?category=optimize" }, { "@type": "ListItem", "position": 4, "name": "How We Furnished Timber & Tide and Saved Over $13,000 Without Sacrificing Style", "item": "https://addictedtoroi.com/blog/furnishing-timber-tide-saved-13000/" } ] }, { "@context": "https://schema.org", "@type": "FAQPage", "mainEntity": [ { "@type": "Question", "name": "How much can you save furnishing a short-term rental?", "acceptedAnswer": { "@type": "Answer", "text": "On Timber & Tide, we saved just under $11,000 on furniture alone by shopping through Minoan instead of paying retail, plus another $1,000 timing an appliance purchase around Presidents Day and roughly $1,850 finding pieces on Facebook Marketplace. Total savings across the project came to well over $13,000 compared to buying everything at retail prices." } }, { "@type": "Question", "name": "What is Minoan and how does it help short-term rental owners save money?", "acceptedAnswer": { "@type": "Answer", "text": "Minoan gives short-term rental owners access to commercial and trade pricing from furniture and home brands you already know, without needing an approved trade account at each individual brand. You shop through one cart and the discount is already applied. We used it for our biggest furniture pieces, including contract grade seating, our coffee table, bedding, lighting, and decor, and saved just under $11,000 on this single project." } }, { "@type": "Question", "name": "When is the best time to buy appliances for an Airbnb?", "acceptedAnswer": { "@type": "Answer", "text": "Major holiday weekends tend to have the deepest appliance and electronics discounts. We waited until Presidents Day to buy our washer and dryer and saved nearly $1,000 compared to buying earlier. Other good windows include Memorial Day, the Fourth of July, Labor Day, Black Friday, and Cyber Monday. If a purchase regularly goes on sale, it usually pays to wait for one of these dates." } }, { "@type": "Question", "name": "Is Facebook Marketplace worth it for furnishing a vacation rental?", "acceptedAnswer": { "@type": "Answer", "text": "Yes, for two reasons. First, it is a source of steep discounts on quality furniture, we found an Article sectional for $300 against a $1,500 retail price and a West Elm leather chair for $150 against an $800 retail price. Second, it connects you with local artists and craftspeople who can make one of a kind pieces for your property. The key is checking daily and setting up saved searches with notifications, because the best listings sell within hours." } }, { "@type": "Question", "name": "Can the hours spent furnishing a short-term rental count toward the STR tax loophole?", "acceptedAnswer": { "@type": "Answer", "text": "Time spent sourcing furniture, negotiating with sellers, coordinating with local artists, and setting up a property can count toward material participation hours under the short-term rental tax loophole, as long as the activity relates to operating the rental and you track it. Tracking matters because the IRS wants documented hours, not an estimate built from memory at tax time. Confirm the specifics with your CPA." } } ] } ] --- [![Addicted to ROI](/images/logo.png)](/) [Travel](/pillars/travel/)[Real Estate](/pillars/real-estate/)[Tax Savings](/pillars/tax-savings/)[Business](/pillars/business/)[Paths](/paths/)[Blog](/blog/)[Tools](/tools/)[Apps](/software/)[About](/about/) [Login](https://members.addictedtoroi.com/) Subscribe [Travel](/pillars/travel/)[Real Estate](/pillars/real-estate/)[Tax Savings](/pillars/tax-savings/)[Business](/pillars/business/)[Paths](/paths/)[Blog](/blog/)[Tools](/tools/)[Apps](/software/)[About](/about/)[Login](https://members.addictedtoroi.com/) Contents 1. [01 Quick answer ](#quick-answer) 2. [02 Strategy 1: Use Minoan for your big purchases ](#strategy-1-use-minoan-for-your-big-purchases) 3. [03 Strategy 2: Time your purchases around major sales ](#strategy-2-time-your-purchases-around-major-sales) 4. [04 Strategy 3: Facebook Marketplace became our secret weapon ](#strategy-3-facebook-marketplace-became-our-secret-weapon) 5. [05 Strategy 4: Stack credit card rewards ](#strategy-4-stack-credit-card-rewards) 6. [06 Why we track every hour we spend on projects like this ](#why-we-track-every-hour-we-spend-on-projects-like-this) 7. [07 Mix new with used ](#mix-new-with-used) 8. [08 Furnish smarter, not cheaper ](#furnish-smarter-not-cheaper) [Home](/)/ [Blog](/blog/)/ [Business](/pillars/business/) Optimize # How We Furnished Timber & Tide and Saved Over $13,000 Without Sacrificing Style We furnished our themed short-term rental, Timber & Tide, for over $13,000 less than retail by combining trade discounts, sale timing, Facebook Marketplace, and credit card rewards. Here is the exact playbook. July 10, 2026 9 min read Contents 1. [01\. Quick answer](#quick-answer) 2. [02\. Strategy 1: Use Minoan for your big purchases](#strategy-1-use-minoan-for-your-big-purchases) 3. [03\. Strategy 2: Time your purchases around major sales](#strategy-2-time-your-purchases-around-major-sales) 4. [04\. Strategy 3: Facebook Marketplace became our secret weapon](#strategy-3-facebook-marketplace-became-our-secret-weapon) 5. [05\. Strategy 4: Stack credit card rewards](#strategy-4-stack-credit-card-rewards) 6. [06\. Why we track every hour we spend on projects like this](#why-we-track-every-hour-we-spend-on-projects-like-this) 7. [07\. Mix new with used](#mix-new-with-used) 8. [08\. Furnish smarter, not cheaper](#furnish-smarter-not-cheaper) tl;dr We furnished Timber & Tide, our themed short-term rental, for over $13,000 less than retail by combining four strategies: trade pricing through Minoan (about $11,000 saved), timing appliance purchases around holiday sales (about $1,000 saved), shopping Facebook Marketplace for custom and near-new pieces (about $1,850 saved), and stacking credit card rewards on every purchase. None of these strategies alone made the difference. Together, they did. Furnishing an Airbnb almost always breaks the budget. It is the line item that looks small on a spreadsheet and then quietly eats every dollar you set aside. When we furnished [Timber & Tide](https://timber-tide.com), our themed short-term rental, we wanted every room to feel custom. We wanted guests to remember the space long after checkout. What we did not want was to pay full retail for that feeling. We ended up spending over $13,000 less than retail, and the property still gets constant compliments on its style. Here is the exact playbook, broken into four repeatable strategies. ![Timber & Tide's exterior at dusk, black board and batten siding, a warm orange front door, string lights, and a covered patio.](/images/portfolio-timbertide-front.jpg) ## Quick answer We furnished Timber & Tide for more than $13,000 less than retail by combining trade pricing through Minoan, timing big purchases around holiday sales, shopping Facebook Marketplace for custom and near-new pieces, and stacking credit card rewards on every dollar we spent. Each strategy saved real money on its own. Stacked together, they changed the entire project budget. ## Strategy 1: Use Minoan for your big purchases This was our biggest win by far. If you are furnishing a short-term rental, you should know about Minoan. Minoan gives short-term rental owners access to commercial pricing from brands you already know, without the work of applying for a trade account at every single brand. You shop from one cart, and the discount is already built in. For Timber & Tide, we bought most of our largest furniture pieces through Minoan, including: - Contract grade Article green leather chairs - Custom green banquette seating - Our coffee table - Bedding - Lighting - Decor - Kitchen items - Dozens of other furnishing pieces The savings added up fast. On this single project, we saved just under $11,000 compared to buying everything at retail. ![The Timber & Tide living room, with the green leather Article chair, custom green banquette seating, and round pedestal coffee table bought through Minoan.](/images/portfolio-timbertide-living.jpg) Even better, we did not compromise on quality. One lesson we have learned after furnishing multiple rentals is that cheap furniture rarely stays cheap. Lower quality pieces get damaged faster, look worn sooner, and end up getting replaced within a year or two. Buying commercial grade furniture at trade pricing often costs less over the life of the property than buying cheap furniture at retail. ![The Timber & Tide kitchen, navy shaker cabinets, a farmhouse sink, white quartz counters, and open walnut shelving.](/images/portfolio-timbertide-kitchen.jpg) ![The coffee bar at Timber & Tide, with a curated lamp, labeled syrup bottles, and a chalkboard drink menu, all sourced through Minoan.](/images/portfolio-timbertide-coffeebar.jpg) You can browse our full [Timber & Tide furnishing list on Minoan](https://minoan.com/shop/timber-tide) and see exactly what we ordered. If you want to try Minoan for your own property, [sign up here and get $25 off your first order](https://minoan.com/join-us?referral_code=G3VIAMAJ45643&aid=I0MDEU). ## Strategy 2: Time your purchases around major sales Not everything needs to be bought right away. For big appliances and electronics, patience pays. We tracked pricing for several weeks and waited until Presidents Day to buy our Samsung washer and dryer. That decision alone saved us nearly $1,000. Holiday weekends are usually the best time to buy: - Presidents Day - Memorial Day - Fourth of July - Labor Day - Black Friday - Cyber Monday If you are furnishing a whole property, shifting your purchase timeline by even a few weeks can save thousands. Before buying anything big, ask one question: is this something that regularly goes on sale? If the answer is yes, wait. ## Strategy 3: Facebook Marketplace became our secret weapon Facebook Marketplace was not just about cheap furniture. It became one of the best ways to make Timber & Tide feel one of a kind. One of our favorite finds was a watercolor artist named Allison. We discovered her artwork on Marketplace, then hired her to paint a custom watercolor of Jetty Island specifically for the property. Guests constantly comment on it, because it tells a local story you cannot buy from a big box retailer. Marketplace also connected us with a woodworker in Bellevue who handcrafted the fruit bowl that now sits in the kitchen. Custom pieces like these are what turn a nicely furnished rental into a memorable one. ![A custom neon "Seek Adventure" sign glowing above the staircase at Timber & Tide.](/images/portfolio-timbertide-neon.jpg) Marketplace also delivered real furniture deals: - Article sectional for $300, retail price about $1,500 - West Elm leather chair for $150, retail price around $800 Those two purchases alone saved roughly $1,850. The key is patience. Do not search once. Search every day. The best listings disappear within hours. We save searches and turn on notifications so Facebook alerts us the moment something matching our criteria gets listed. ## Strategy 4: Stack credit card rewards This strategy does not lower the purchase price. It increases the value you get from money you were already going to spend. Whenever we start a large renovation or furnishing project, we usually open a new Chase Ink Business card, rotating between whichever version has the strongest signup offer at the time. Most signup bonuses require spending around $3,000 to $4,000 in the first 90 days, which is easy when you are furnishing an entire Airbnb. The rule that makes this safe: pay the balance in full every month. The interest rates are too high to ever justify carrying a balance. By repeating this across multiple projects, we have earned more than 500,000 Chase Ultimate Rewards points. Those points become flights and hotels for what we call our mini retirement trips throughout the year. Instead of letting renovation expenses just disappear, we turn them into family travel memories. ## Why we track every hour we spend on projects like this Here is something most furnishing articles never mention. The hours we spend sourcing furniture, checking Marketplace daily, negotiating with sellers, and coordinating with artists and craftspeople are not just part of running the business. For an investor who materially participates in a short-term rental, they can also count toward the hours that make the [STR tax loophole](/blog/the-str-loophole-explained/) work. The short-term rental loophole can let losses from a property offset active income like W-2 wages, but only if you materially participate and can document it. A guessed number at tax time does not hold up. A logged number does. That is why we track every hour, furnishing included, using [STR Hours](https://strhours.com/), the app we built specifically for short-term rental owners to log participation hours by property. If you own a short-term rental and are not tracking your time yet, start today, not next April. Confirm the details of your specific situation with your CPA. ## Mix new with used One mistake we see investors make is believing every piece needs to come from the same store. It does not. Guests do not care where something came from. They care how it feels. At Timber & Tide, guests see: - Commercial grade designer furniture - Custom local artwork - Handmade decor - Nearly new designer furniture - Brand new appliances - Carefully selected accessories To them, it feels like a thoughtfully designed home. To us, it was a carefully executed budget. ![The secret attic bedroom at Timber & Tide, cedar-lined walls, string lights, leather bean bag chairs, and a campfire-themed rug.](/images/portfolio-timbertide-attic.jpg) ## Furnish smarter, not cheaper Trying to furnish an Airbnb as cheaply as possible often creates expensive problems later, because low quality pieces fail fast and need replacing. Focus on value instead. Use hospitality pricing through Minoan whenever possible. Shop seasonal sales. Check Facebook Marketplace every day. Support local artists. Earn travel rewards on purchases you were already planning to make. Track the hours you spend doing it. None of these strategies alone transformed our budget. Together, they saved us well over $13,000 on Timber & Tide while creating one of the most memorable parts of the guest experience. Every one of these strategies can be repeated on your next short-term rental. ![The barrel sauna tucked into the evergreens in the backyard at Timber & Tide.](/images/portfolio-timbertide-sauna.jpg) _This is our own experience furnishing Timber & Tide, shared because it genuinely saved us money. Prices, discounts, and offers change, so confirm current terms before you buy. Not tax or financial advice._ Addicted to ROI is education and community, not financial or tax advice. Talk to a qualified professional before making investment or tax decisions. ![Jennifer Beadles](/images/founders.jpg) Jennifer Beadles Real estate entrepreneur with 17 years of hands-on investing experience. Built an 8-figure rental portfolio across multiple states and has helped thousands of investors build passive income through the Addicted to ROI community. Before you close the tab ## Get the next one in your inbox. One email per new article, the day it goes up. No wall, no spam, unsubscribe in a click. [Subscribe, free →](/newsletter/)[Run a deal in the calculator](/tools/deal-analysis-calculator/) Read next [ ![The Tech Stack I Use to Build-to-Rent (NotebookLM, Rayon, and a 17-Bid System)](https://images.unsplash.com/photo-1519389950473-47ba0277781c?w=800&q=80) Business ### The Tech Stack I Use to Build-to-Rent (NotebookLM, Rayon, and a 17-Bid System) 8 min read → ](/blog/build-to-rent-tech-stack/)[ ![How We Split Roles Investing as a Couple (So One Spouse Isn't Doing It All)](/images/founders.jpg) Optimize ### How We Split Roles Investing as a Couple (So One Spouse Isn't Doing It All) 8 min read → ](/blog/couples-real-estate-roles/)[ ![How to Increase Your Rental Property's NOI Without Buying More Units](https://images.unsplash.com/photo-1569154941061-e231b4725ef1?w=800&q=80) Optimize ### How to Increase Your Rental Property's NOI Without Buying More Units 9 min read → ](/blog/increase-rental-noi/) If you like this ## Read these next Hand-picked to go deeper on business. 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Here's How to Onboard Them Right. 9 min read ](/blog/property-manager-onboarding-checklist/) Off to go build something. Go build yours.  ~ Jennifer © 2026 Addicted to ROI. Education and community, not financial or tax advice. [Contact Us](/contact/) · [Privacy Policy](/privacy/) · [Terms and Conditions](/terms/) Explore: [Travel](/pillars/travel/) · [Real Estate](/pillars/real-estate/) · [Tax Savings](/pillars/tax-savings/) · [Business](/pillars/business/) Free tools: [Deal Analysis Calculator](/tools/deal-analysis-calculator/) · [Cost Segregation Calculator](/cost-seg-calculator/) · [Average Stay Calculator](/average-stay-calculator/) · [Vehicle Deduction Calculator](/vehicle-deduction-calculator/) · [Free Downloads](/resources-downloads/) [Agents Invest](https://agentsinvest.com) · [DoorProfit](https://doorprofit.com) · [REPS Time](https://repstime.com) · [STR Loophole](https://strhours.com) · [Kids Payroll](https://kidspayroll.com) · [RentStager](https://rentstager.com)